|Publication number||US7822680 B1|
|Application number||US 11/026,102|
|Publication date||Oct 26, 2010|
|Priority date||Dec 31, 2003|
|Publication number||026102, 11026102, US 7822680 B1, US 7822680B1, US-B1-7822680, US7822680 B1, US7822680B1|
|Inventors||Phillip J. Weber, Edwin B. Neill, Brian K. Hunt|
|Original Assignee||Fannie Mae|
|Export Citation||BiBTeX, EndNote, RefMan|
|Patent Citations (151), Non-Patent Citations (30), Referenced by (9), Classifications (10), Legal Events (2)|
|External Links: USPTO, USPTO Assignment, Espacenet|
This application claims the benefit of U.S. Provisional Application No. 60/533,566, filed Dec. 31, 2003, herein incorporated by reference in its entirety.
This application is related to U.S. patent application Ser. No. 11/026,433 “Property Investment Rating System and Method,” filed simultaneously herewith, and hereby incorporated by reference.
The present invention relates generally to computer systems and methods used to process and manipulate data pertaining to the mortgage industry such as potential borrowers, financial assets, e.g., loans, mortgage loans, securities, bonds and so on, and more particularly to a system and method for managing data pertaining to a plurality of financial assets for multifamily and housing developments.
A multifamily property includes five or more residential units. Typically, the residential units of a multifamily property (or housing) are rental units for which a resident pays rent to the owner of the property. It is desirable for a community to have affordable rental housing. Because of the amount of money required to purchase a multifamily property (or housing), however, most purchasers do not have the funds to purchase a multifamily property outright on a cash basis. In addition, developers of housing developments including multifamily properties often must obtain financing in order to build or rehabilitate multifamily properties. Various types of investments, e.g., debt, equity or bonds, may be used to ensure, for example, a continual supply of funds for mortgage loans for multifamily housing, the availability of affordable rental housing, and the development of affordable housing in communities. For example, investors (e.g., pension funds, insurance companies, securities dealers, financial institutions and various other investors) in the secondary mortgage market may purchase mortgage loans for multifamily properties from lenders for cash or in exchange for mortgage backed securities or a Real Estate Mortgage Investment Conduit (REMIC). Alternatively, an investor may make equity investments in a housing development being built by non-profit or for-profit housing developers or an investor may purchase housing revenue bonds from state and local housing finance agencies. Financing through debt, equity and bond investments may also be used to help other parties involved in the development of multifamily housing such as housing finance agencies, governmental entities and non-profit housing sponsors.
An investor in multifamily properties and housing developments may hold a large portfolio of investments in multiple asset classes, e.g., debt, equity or bonds. In addition, an investor may have different types of investments in a single multifamily property over the life of the property. It would be advantageous to provide a data processing system that allows an investor to manage a plurality of investments in multifamily properties and housing developments in multiple financial asset classes. In addition, it would be advantageous to provide a data processing system that enables an investor to track and identify properties in which the investor may have made different types of investments over the life of the property.
In accordance with one embodiment, a data processing system for managing information related to a plurality of financial assets associated with housing and mortgage investments of an investor includes user interface logic configured to receive data regarding the plurality of financial assets including data regarding a plurality of properties associated with the plurality of financial assets and configured to provide access to the data regarding the plurality of financial assets, data management logic coupled to the user interface logic and configured to retrieve and process the data regarding the plurality of financial assets and a database coupled to the data management logic and the user interface logic and configured to store the data regarding the plurality of financial assets and to link data for a particular property of the plurality of properties across the plurality of financial assets. The data regarding each property in the plurality of properties including any associated financial assets is maintained across multiple transactions and for different counterparties.
In accordance with another embodiment, a user interface that provides access to a data processing system for managing information associated with housing and mortgage investments of an investor includes a plurality of data fields configured to receive data regarding the plurality of financial assets and to transfer the data to a database coupled to the user interface and a portfolio navigation tool configured to filter the data regarding the plurality of financial assets in the database based on filter categories including multiple asset classes including debt, equity and bond, geographic location, product type, property level data and transaction level data.
In accordance with another embodiment, a data processing system for managing information related to a plurality of financial assets associated with housing and mortgage investments of an investor includes user interface logic configured to receive data regarding the plurality of financial assets including data regarding a plurality of properties associated with the plurality of financial assets and configured to provide access to the data regarding the plurality of financial assets deal management logic coupled to the user interface logic and configured to receive and process data regarding a deal between the investor and a counterparty regarding at least one of the plurality of financial assets including evaluating exposure of the investor based on a plurality of types of data from the data regarding the plurality of financial assets and a database coupled to the deal management logic and the user interface logic and configured to store the data regarding the plurality of financial assets including the data regarding a deal. The database is configured to link data for a particular property of the plurality of properties across the plurality of financial assets.
In accordance with yet another embodiment, a data processing system for managing information related to a plurality of financial assets associated with housing and mortgage investments of an investor includes user interface logic configured to receive data regarding the plurality of financial assets including data regarding a plurality of properties associated with the plurality of financial assets and configured to provide access to the data regarding the plurality of financial assets, trend and analysis logic coupled to the user interface logic and configured to process data regarding the plurality of financial assets and provide risk management results and a database coupled to the trend and analysis logic and the user interface logic and configured to store the data regarding the plurality of financial assets and risk management results. The database is configured to link data for a particular property of the plurality of properties across the plurality of financial assets.
In accordance with a further embodiment, a data processing system for managing information related to a plurality of financial assets associated with housing and mortgage investments of an investor includes user interface logic configured to receive data regarding the plurality of financial assets including data regarding a plurality of properties associated with the plurality of financial assets and configured to provide access to the data regarding the plurality of financial assets, cash flow management logic coupled to the user interface logic and configured to perform cash flow accounting across the plurality of financial assets and a database coupled to the cash flow management logic and the user interface logic and configured to store the data regarding the plurality of financial assets. The database is configured to link data for a particular property of the plurality of properties across the plurality of financial assets.
Other features and advantages of the present invention will become apparent to those skilled in the art from the following detailed description and accompanying drawings. It should be understood, however, that the detailed description and specific examples, while indicating preferred embodiments, are given by way of illustration and not limitation. Many modifications and changes within the scope of the present invention may be made without departing from the spirit thereof, and the invention includes all such modifications.
The invention will be more readily understood by reference to the following description taken with the accompanying drawings, in which:
Data processing system 100 is configured for processing data pertaining to a plurality of financial investments or assets (e.g., debt, equity or bonds) in multifamily properties (or housing) and housing developments. As used herein a “multifamily property” or “multifamily housing” means a property composed of five or more residential units. In one embodiment, data processing system 100 is configured to be used by multiple users 102 of an investor, such as a participant in the secondary mortgage market. Data processing system 100 is preferably useable to support various types of transactions or functions which may be executed by such an investor in connection with one or more financial assets or investments such as managing deals used to create an investment, managing the data related to the plurality of assets (e.g., debt, equity, bonds), analyzing data related to the financial assets for risk management, managing cash flows associated with the financial assets, etc.
It will be appreciated that data processing system 100 may perform fewer or additional functions as compared to those described herein. For example, an entity that performs only some of the above-mentioned processes may use a computer system that contains only a subset of the functions described herein. Herein, it will be assumed that data processing system 100 is used to support each of the business processes described herein.
It should also be apparent that it is also possible to construct data processing systems which do not incorporate the advantages described herein in connection with data processing system 100, or which also incorporate additional advantages not described herein. Further, it may also be noted that the separation of functionality shown in
Referring again to
The financial asset data stored in database 118 may include both general information regarding each asset class as well as specific details for each asset. For each asset class, database 118 may store, for example, asset class or type (e.g., debt, equity or bond), property count for each type of asset, unit count for each type of asset, transaction count for each type of asset, product type (e.g., cash, MBS, REMIC), unpaid balance, counterparties (e.g., lender, broker, borrower, developer, servicer, syndicator, etc.), documents, etc. For each debt investment, database 118 may store data such as product type, borrower, unpaid balance, loan count for each product type, servicer associated with a deal or loan, acquisition date, maturity date, property identifier, unit count, loan status, loan purpose, loan type, fixed or variable, interest rate, loan-to-value, guarantee fee, commitment fee, etc. For each asset or investment, database 118 may store property data such property name, property status, location (e.g., city, state, etc.), related investments, active investments for the property, historical investments for the property, year built, number of units, property management company, property type, property description, inspections and financials for a property, etc. For each equity investment, database 118 may store data such as investment name, equity fund, syndicator, investment alias, investment type, committed gross equity, closed gross equity, ownership percentage, current investment balance, fund properties, etc. For each bond investment, database 118 may store data such as product type, bond count, purchaser amount, current unpaid balance, issuer, series, property name, fixed or variable, interest rate, bond rating, maturity date, risk rating, etc.
Database 118 is also configured to store other detailed data regarding deals and the property associated with a deal at closing and throughout the life of the property such as cash flow structures, deal terms and triggers, collateral and fees, each parties' tax credits, other external obligations, electronic deal related documents, e-signatures, etc. Database 118 may also be configured to store data related to tracking events related to a property, for example, the creation of an easement, including the status of the event (e.g., the status of the approval process for the easement) over the life of the property. Data in database 118 is accessible throughout the data processing system 100. As discussed below, each user may access data from database 118 based on a registration profile. Accordingly, the type of data that is available to and shared with each user may be controlled.
Preferably, database 118 is configured to link a property to any investment by the investor in that property in any investment class and to conduct searches of the stored data based on the property. For example, over the life of a property, an investor may have an equity investment with a developer when the property was constructed, a first debt investment by purchasing a mortgage loan associated with the purchase of the property by a first owner and a second debt investment by purchasing a mortgage loan associated with a second mortgage or a mortgage loan associated with the purchase of a property by a second owner. Accordingly, the investor may be able to determine the performance of a property under both current and historical investments across multiple asset classes. Other types of data may be related and linked in database 118. This information may be used by an investor in assessing new deals or investments.
In addition, database 118 is configured to link a counterparty to any investment by the investor with that counterparty in any investment class and to conduct searches of the stored data based on the counterparty. For example, an investor may have an equity investment with a counterparty for a first property, a debt investment with the counterparty for a second property and a debt investment with the counterparty for a third property. Accordingly, the investor may be able to determine the performance of a counterparty under both current and historical investments across multiple asset classes. As mentioned above, this information may be used by an investor in assessing new deals or investments.
Access and security logic 108 in connection with user interface 104 (described below) and user interface logic 106 (described below) is used to register individual users associated with an investor to be able to use the data processing system 100. A registration template may be presented to a user on user interface 104. For example, an employee of the investor may be given a login name and password to access the data processing system 100. User registration preferably includes providing each user with an authorization profile that defines the extent and type of access the user is given to the data processing system 100, the types of operations that the user may perform and the types of data the user may retrieve and/or view while accessing the data processing system 100. The access and security logic 108 also controls the access of users to the data processing system 100 based on the user's authorization. This also allows separation between asset classes such as debt and equity and the separation of users able to access data for certain asset classes to be maintained.
User interface 104 and user interface logic 106 provide a user interface to data processing system 100. Preferably, a user 102 accesses data processing system 100 through an Intranet or local area network by using a personal/laptop computer or other suitable network-enabled device. For example, data processing system 100 may be accessible to users 102 (e.g., an employee of the Investor) via an Intranet and clicking on the appropriate links located at the web site or Intranet. Also, all logic data could reside within a desktop computer, e.g., a shadow copy of the data stored on a network is processed locally and then updated on the network. Depending on the authorizations the user 102 has been given in a registration in access and security logic 108, the user 102 is able to access different web pages of the web site or Intranet relating to the deal management logic 110, data management logic 112, trend and analysis logic 114 and cash flow management logic 116. For example, there may be one or more pages relating to creating a deal with a counterparty using deal management logic 110. User interface logic 106 may be used to generate and present the appropriate display or web page to a user 102 via user interface 104. User 102 may then perform functions in accordance with what is permitted by the user's authorization profile (which, in turn, is typically based on the user's job function). For example, a user may be given authorization to access web pages associated with the cash flow management logic 116. Alternatively, user interface 104, deal management logic 110, data management logic 112, trend and analysis logic 114 and cash flow management logic 116 may be provided locally on a computer associated with each user 102 and the database 118 may be accessed via a data connection such as through an Intranet or a local area network. The types of operations that different users may perform is described in greater detail in connection with
Alternatively, if it is desired to make the system 100 accessible to other parties, such as developers, the system may be made available via secure link to the Internet, e.g., a secure link to the investor's web site (that is, a web site of the entity that owns/operates data processing system 100, and that is assumed to be in the business of investing in multifamily property and housing developments). In addition, in another embodiment, electronic links may be provided to receive data from external systems and counterparties. For example, a link may be provided to allow a counterparty to provide data that may be stored in database 118.
User interface 104 is used in conjunction with and interacts with data management logic 112 to perform functions such as receiving data related to a financial asset, submitting data to the database 118, retrieving data from the database 118, processing data from the database 118 and displaying data from the database 118. User interface 104 also interacts with deal management logic 110, trend and analysis logic 114 and cash flow management logic 116.
Data capture logic 202 submits the received data to data storage logic 204 which may be used to forward the data to database 118. Data storage logic 204 may also be configured to format non-standard data in non-standard formats (as opposed to, for example, usual quarterly/annual financials) into preferred formats before storage in database 118. In addition, data storage logic is configured to store data in a variety of formats including non-standard forms, e.g., memos, e-mails, documents (e.g., in text (Word) format or as an image (PDF)), e-signatures, etc. Non-standard data such as documents may be associated with a property and/or a deal, e.g., so a user can pull up all non-standard documents associated with a particular property. For example, a user may select a link or tab 728 (shown in
Filter/search logic 206 interacts with user interface 104 to allow a user 102 to search, filter and retrieve data from database 118. User interface 104 and filter/search logic 206 provide a portfolio navigation tool that may be used to filter, search and manipulate data from database 118. Data may be accessed, for example, on a deal, line of business, portfolio, asset class, counterparty and property level. For example, a user may view (1) details of servicers in a particular state, (2) details of the loans for a particular servicer, (3) details of a specific loan of the servicer including the property or properties attached to the loan or (4) details of a property including the loans on the property, who holds the loans, etc.
As mentioned above, a filter tool 324 may also be used to drill down and filter the financial asset data to be viewed.
User interface 104 (shown in
As mentioned, database 118 (shown in
Deal management logic 110 provides tools to assist a user 102 in assessing, creating and closing deals regarding various investments in multifamily housing and housing developments.
As discussed above, a user may enter data regarding the deal using user interface 104 (shown in
Once the deal data has been entered and stored, the deal data may be submitted to deal closing logic 1108 which is configured to allow an authorized user of the investor to review and approve a deal so the deal may be closed. In addition, deal closing logic 1108 may include tools to assist user 102 (shown in
Risk management logic 1202 is configured to analyze data from database 118 to identify and determine the investor's exposure from, for example, (1) risk associated with specific properties across multiple asset classes, (2) risk associated with classes of properties (e.g., all properties in a particular congressional district) across multiple asset classes, (3) risk associated with specific borrowers across properties and/or asset classes or (4) risk associated with counterparties (e.g., how many deals are in place with a particular servicer and its subsidiaries) across multiple asset classes.
The portfolio analysis logic 1204 provides the user with other tools to analyze the data stored in the database 118. The investments in the database 118 may be sorted and grouped according to any field responsive to user inputs. The portfolio analysis logic 1204 may be configured to facilitate profitability analysis for a group of investments falling into a particular investment category/subcategory (e.g., where all loans are based on a common mortgage product, have a common lender, have a common borrower, are in a common geographic market, or other have other common characteristics). The portfolio analysis logic 1204 may also be configured to evaluate investment performance in other ways (e.g., default rate, delinquency rate, actual vs. expected performance values, and so on) for a group of investments.
The portfolio analysis logic 1204 may also perform analyses useful for complying with risk based capital requirements. For example, the portfolio analysis logic 1204 may be configured to provide information about the number and value of loans within different categories so that the amount of capital that needs to be allocated for each category may be determined. The analysis logic may also perform other calculations, for example, to assess return on capital.
The portfolio analysis logic 1204 may also be configured to assess credit metrics for a particular investment or for a group of investments associated with a particular geographic market or with a particular counterparty. For example, the portfolio analysis logic 1204 may be configured to perform stress testing to assess sensitivity of a group of investments to a change in financial conditions (e.g., change in interest rates, change in unemployment levels, and so on). The portfolio analysis logic 1204 may also be used to assess the financial position of counterparties such as lenders and borrowers and determine how sensitive a particular lender/borrower is to a change in financial conditions. The portfolio analysis logic 1204 may also model various scenarios to assess areas where a group of investments is particularly sensitive to one or more financial conditions, for example, to identify a financial condition which, if changed, would have a dramatic impact on investment performance (e.g., delinquency rates, default rates, and so on). Again, the analyses may be performed across multiple asset classes.
The portfolio analysis logic 1204 may also be configured to assist with portfolio repositioning. For example, if it is determined that a particular product line is unprofitable or suffers poor performance, the portfolio analysis logic 1204 may provide information regarding the number of investments currently held within the product line, the amount of time until those investments are repaid, the rate at which new investments under that product line are being purchased relative to investments in other product lines, and so on. Again, the analyses may be performed across multiple asset classes.
Report logic 1206, in conjunction with user interface 104 (shown in
Accounting tool 1502 may further journalize mortgage related business activity, equity related business activity and bond related business activity, maintain subsidiary ledgers, provide audit trails, provide data integrity and control within subsidiary ledgers, facilitate timely reconciliations, provide flexibility to account for new products or changes depending on actual accounting methodologies, and provide information needed to perform financial analysis (e.g., in conjunction with trend and analysis logic 114 (shown in
Payment monitoring logic 1504 receives remittance and disbursement information from an authorized user via user interface 104 and/or retrieves remittance and disbursement information from other areas of data processing system 100. The remittance and disbursement information includes, for example, effective date, loan number (if applicable), dollar amount, remittance code, and granular level details.
A cash processor 1506 creates cash transaction, for example, automated clearing house (ACH) transactions, outgoing check transactions, and so on. The cash processor 1506 begins this process after payment monitoring logic 1504 has completed the process of assessing and validating remittance and disbursement data. The first step in creating a cash transaction is validating servicer/vendor bank account information. Ultimately, an ACH transaction is created that debits or credits the appropriate custodial bank account.
The invention is described herein with reference to drawings. These drawings illustrate certain details of specific embodiments that implement the systems and methods and programs of the present invention. However, describing the invention with drawings should not be construed as imposing on the invention any limitations that may be present in the drawings. The present invention contemplates methods, systems and program products on any machine-readable media for accomplishing its operations. The embodiments of the present invention may be implemented using an existing computer processor, or by a special purpose computer processor incorporated for this or another purpose or by a hardwired system.
As noted above, embodiments within the scope of the present invention include program products comprising machine-readable media for carrying or having machine-executable instructions or data structures stored thereon. Such machine-readable media can be any available media which can be accessed by a general purpose or special purpose computer or other machine with a processor. By way of example, such machine-readable media can comprise RAM, ROM, EPROM, EEPROM, CD-ROM or other optical disk storage, magnetic disk storage or other magnetic storage devices, or any other medium which can be used to carry or store desired program code in the form of machine-executable instructions or data structures and which can be accessed by a general purpose or special purpose computer or other machine with a processor. When information is transferred or provided over a network or another communications connection (either hardwired, wireless, or a combination of hardwired or wireless) to a machine, the machine properly views the connection as a machine-readable medium. Thus, any such a connection is properly termed a machine-readable medium. Combinations of the above are also included within the scope of machine-readable media. Machine-executable instructions comprise, for example, instructions and data which cause a general purpose computer, special purpose computer, or special purpose processing machines to perform a certain function or group of functions.
Embodiments of the invention are described in the general context of method steps which may be implemented in one embodiment by a program product including machine-executable instructions, such as program code, for example in the form of program modules executed by machines in networked environments. Generally, program modules include routines, programs, objects, components, data structures, etc. that perform particular tasks or implement particular abstract data types. Machine-executable instructions, associated data structures, and program modules represent examples of program code for executing steps of the methods disclosed herein. The particular sequence of such executable instructions or associated data structures represent examples of corresponding acts for implementing the functions described in such steps.
Embodiments of the present invention may be practiced in a networked environment using logical connections to one or more remote computers having processors. Logical connections may include a local area network (LAN) and a wide area network (WAN) that are presented here by way of example and not limitation. Such networking environments are commonplace in office-wide or enterprise-wide computer networks, intranets and the Internet and may use a wide variety of different communication protocols. Those skilled in the art will appreciate that such network computing environments will typically encompass many types of computer system configurations, including personal computers, hand-held devices, multi-processor systems, microprocessor-based or programmable consumer electronics, network PCs, minicomputers, mainframe computers, and the like. Embodiments of the invention may also be practiced in distributed computing environments where tasks are performed by local and remote processing devices that are linked (either by hardwired links, wireless links, or by a combination of hardwired or wireless links) through a communications network. In a distributed computing environment, program modules may be located in both local and remote memory storage devices.
An exemplary system for implementing the overall system or portions of the invention might include a general purpose computing device in the form of a computer, including a processing unit, a system memory, and a system bus that couples various system components including the system memory to the processing unit. The system memory may include read only memory (ROM) and random access memory (RAM). The computer may also include a magnetic hard disk drive for reading from and writing to a magnetic hard disk, a magnetic disk drive for reading from or writing to a removable magnetic disk, and an optical disk drive for reading from or writing to a removable optical disk such as a CD-ROM or other optical media. The drives and their associated machine-readable media provide nonvolatile storage of machine-executable instructions, data structures, program modules and other data for the computer.
It should be noted that although flow charts may be provided herein showing a specific order of method steps, it is understood that the order of these steps may differ from what is depicted. Also two or more steps may be performed concurrently or with partial concurrence. Such variation will depend on the software and hardware systems chosen and on designer choice. It is understood that all such variations are within the scope of the invention. Likewise, software and web implementations of the present invention could be accomplished with standard programming techniques with rule based logic and other logic to accomplish the various database searching steps, correlation steps, comparison steps and decision steps. It should also be noted that the word “component” as used herein and/or in the claims is intended to encompass implementations using one or more lines of software code, and/or hardware implementations, and/or equipment for receiving manual inputs.
The foregoing description of embodiments of the invention has been presented for purposes of illustration and description. It is not intended to be exhaustive or to limit the invention to the precise form disclosed, and modifications and variations are possible in light of the above teachings or may be acquired from practice of the invention. The embodiments were chosen and described in order to explain the principals of the invention and its practical application to enable one skilled in the art to utilize the invention in various embodiments and with various modifications as are suited to the particular use contemplated.
It is important to note that the above-described embodiments are illustrative only. Although the invention has been described in conjunction with specific embodiments thereof, those skilled in the art will appreciate that numerous modifications are possible without materially departing from the novel teachings and advantages of the subject matter described herein. Accordingly, these and all other such modifications are intended to be included within the scope of the present invention as defined in the appended claims. The order or sequence of any process or method steps may be varied or re-sequenced according to alternative embodiments. In the claims, any means-plus-function clause is intended to cover the structures described herein as performing the recited function and not only structural equivalents but also equivalent structures. Other substitutions, modifications, changes and omissions may be made in the design, operating conditions and arrangements of the preferred and other exemplary embodiments without departing from the spirit of the present invention.
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|U.S. Classification||705/38, 705/35, 705/37|
|Cooperative Classification||G06Q40/025, G06Q40/00, G06Q40/04|
|European Classification||G06Q40/00, G06Q40/04, G06Q40/025|
|Jun 29, 2010||AS||Assignment|
Owner name: FANNIE MAE, DISTRICT OF COLUMBIA
Free format text: ASSIGNMENT OF ASSIGNORS INTEREST;ASSIGNORS:WEBER, PHILLIP J.;NEILL, EDWIN B.;HUNT, BRIAN K.;SIGNINGDATES FROM 20050420 TO 20050510;REEL/FRAME:024610/0660
|Apr 9, 2014||FPAY||Fee payment|
Year of fee payment: 4